1485 Guice Pl · Biloxi, MS 39530

$175,500

2 bd · 2.0 ba · 876 sqft · SingleFamily public records · 120 Days on market

Built 1950 6,098 sqft lot $200/sqft · 5% below area Est $185k · 5% under

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +19.9/30.0
• ARV discount +9.8/15.0
• DSCR +6.3/10.0
• Schools +4.5/10.0
• 1% rule +4.2/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover your perfect slice of the Mississippi Gulf Coast in this beautiful 2 bedroom, 2 bath home ideally located just minutes from the beach. Enjoy the ease of being close to shopping, dining, casinos, and everything the coast has to offer while coming home to a peaceful, inviting space. This well maintained home offers a bright and open feel, comfortable living areas, and a layout designed for both relaxing and entertaining. Step outside to an entirely fenced lot with generous outdoor space, ideal for privacy, gatherings, or simply enjoying coastal breezes. Whether you're looking for a primary residence, a vacation getaway, or an investment opportunity, this property delivers coastal living at its finest. With its prime location and charming features, this home is ready to welcome its next owner.

Key facts

• Close to dining
• Entirely fenced lot
• Close to shopping

Tags

• MINUTES FROM THE BEACH
• CLOSE TO SHOPPING
• CLOSE TO DINING
• CLOSE TO CASINOS
• ENTIRELY FENCED LOT
• GENEROUS OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $176k.

Deal economics

• At list price, monthly cash flow is $212 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (7.7% below list).
• Recommended offer: $160k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 3.5% in Biloxi — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 79/100 on livability (#6 in MS, #2,141 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: commute D+, amenities F, employment D-.
• Biloxi Public School District (urban): math 60% / reading 48% proficiency, ranked #7 of 130 in MS (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 164 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,194 units permitted in Harrison County in 2024 (0 in 5+ unit buildings).
• At $1,621/mo this rent would consume 47% of the median local household income ($41k/yr) (locally 329% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Harrison County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y ago; this cycle's ask has dropped $24k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,705 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.92% ✗
• Cap rate: 7.74%
• Cash-on-cash: 5.17%
• DSCR: 1.23
• GRM: 9.0

CMA / ARV

• ARV (median comp): $185,098
• List price: $175,500
• Delta: -0.11%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1486 Miller St	0.03mi	3/1.0 (+1)	877 (+0%)	7mo	$195,000	$222	83
163 Clower St	0.48mi	3/1.0 (+1)	950 (+8%)	2mo	$199,000	$209	52
105 Coral Breeze Dr	0.66mi	3/1.5 (+1)	1,000 (+14%)	12mo	$267,990	$268	28
107 Coral Breeze Dr	0.66mi	3/1.5 (+1)	1,000 (+14%)	12mo	$264,990	$265	28
136 Coral Breeze Dr	0.66mi	3/1.5 (+1)	1,000 (+14%)	13mo	$269,990	$270	27
116 Coral Breeze Dr	0.69mi	3/1.5 (+1)	1,000 (+14%)	14mo	$264,000	$264	26
120 Coral Breeze Dr #6	0.67mi	3/1.5 (+1)	1,000 (+14%)	15mo	$259,990	$260	25
130 Coral Breeze Dr #11	0.67mi	3/1.5 (+1)	1,000 (+14%)	15mo	$269,990	$270	25
122 Coral Breeze Dr	0.66mi	3/1.5 (+1)	1,000 (+14%)	16mo	$269,990	$270	25
133 Coral Breeze Dr	0.67mi	3/1.5 (+1)	1,000 (+14%)	16mo	$264,990	$265	25
129 Coral Breeze Dr #27	0.68mi	3/1.5 (+1)	1,000 (+14%)	16mo	$244,990	$245	25
128 Coral Breeze Dr #10	0.67mi	3/1.5 (+1)	1,000 (+14%)	17mo	$264,990	$265	24

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.3%
• Equity multiple: 0.69×
• Total profit: $-15,031
• Equity at exit: $26,168

10-year hold

• IRR: 1.2%
• Equity multiple: 1.08×
• Total profit: $3,997
• Equity at exit: $15,174

Cash invested: $49,140 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Mississippi: 90 Strongly Landlord-Friendly · R+11
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; very landlord-favorable; no rent control.

Methodology + full state rankings →

ZIP-level market 39530

• Active inventory: 164
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,621 high
• Mortgage (P&I): −$920
• Tax from tax record: −$75 /mo · $903/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $212

Break-even live

Break-even rent $1,353

Max offer price $175,500

Occupancy floor 82%

Sensitivity live

Price	-10% $311	-5% $261	+0% $212	+5% $162	+10% $112
Rent	-10% $83	-5% $148	+0% $212	+5% $276	+10% $340
Rate	-1.0pp $300	-0.5pp $256	base $212	+0.5pp $166	+1.0pp $120

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $43,875
• Closing costs: $5,265
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
150 Pat Harrison St Biloxi, MS	2.0	1.0	673	$1,025	$1.52	44d	1	0.12mi
1496 Beach Blvd Biloxi, MS	2.0	1.5	1100	$1,450	$1.32	14d	1	0.18mi
1664 Beach Blvd Biloxi, MS	2.0	1.5	985	$2,295	$2.33	44d	1	0.66mi
122 Coral Breeze Dr Biloxi, MS	3.0	1.5	1000	$2,700	$2.70	44d	1	0.66mi
118 Coral Breeze Dr Biloxi, MS	3.0	1.5	1000	$2,800	$2.80	14d	1	0.66mi
1616 Gordon Ave Biloxi, MS	3.0	1.0	900	$1,425	$1.58	21d	1	0.67mi
1664 Beach Blvd Biloxi, MS	1.0–2.0	1.0–1.5	801	$2,100	$2.62	14d	2	0.68mi
1282 Beach Blvd #123 Biloxi, MS	2.0	1.0	900	$3,000	$3.33	21d	1	0.75mi
1282 Beach Blvd #216 Biloxi, MS	1.0	1.0	700	$1,895	$2.71	14d	1	0.75mi
1282 Beach Blvd #106 Biloxi, MS	1.0	1.0	700	$2,800	$4.00	21d	1	0.75mi
1702 Stevens St Biloxi, MS	1.0	1.0	800	$750	$0.94	44d	1	0.78mi
1713 Stevens St Unit A Biloxi, MS	3.0	2.0	1100	$1,300	$1.18	21d	1	0.81mi
1667 Irish Hill Dr Biloxi, MS	1.0–2.0	1.0–1.5	862	$1,049	$1.22	14d	1	0.85mi
245 Mc Donnell Ave Unit E-131 Biloxi, MS	2.0	1.0	745	$995	$1.34	44d	1	1.16mi
245 Mc Donnell Ave Unit G-147 Biloxi, MS	1.0	1.0	608	$1,500	$2.47	21d	1	1.16mi
245 Mc Donnell Ave Unit I-164 Biloxi, MS	2.0	1.0	745	$1,195	$1.60	44d	1	1.16mi
245 Mc Donnell Ave Biloxi, MS	2.0	1.0	775	$1,595	$2.06	21d	1	1.21mi
1135 Judge Sekul Ave Biloxi, MS	1.0–2.0	1.0	880	$899	$1.02	14d	3	1.27mi

Listing history 28 events

1. 2026-06-18
   days on market $175,500 Active 120 DOM
2. 2026-06-17
   price $175,500 Active 119 DOM
3. 2026-06-17
   days on market $184,900 Active 119 DOM
4. 2026-06-16
   days on market $184,900 Active 118 DOM
5. 2026-06-15
   days on market $184,900 Active 117 DOM
6. 2026-06-14
   days on market $184,900 Active 115 DOM
7. 2026-06-13
   days on market $184,900 Active 114 DOM
8. 2026-06-09
   days on market $184,900 Active 111 DOM
9. 2026-06-08
   days on market $184,900 Active 110 DOM
10. 2026-06-07
    days on market $184,900 Active 109 DOM
11. 2026-06-05
    days on market $184,900 Active 106 DOM
12. 2026-06-03
    days on market $184,900 Active 105 DOM
13. 2026-06-02
    days on market $184,900 Active 104 DOM
14. 2026-06-01
    days on market $184,900 Active 103 DOM
15. 2026-05-31
    days on market $184,900 Active 102 DOM
16. 2026-05-30
    days on market $184,900 Active 101 DOM
17. 2026-05-01
    price $184,900 810-char remark

    Show marketing remark (810 chars)

    Discover your perfect slice of the Mississippi Gulf Coast in this beautiful 2 bedroom, 2 bath home ideally located just minutes from the beach. Enjoy the ease of being close to shopping, dining, casinos, and everything the coast has to offer while coming home to a peaceful, inviting space. This well maintained home offers a bright and open feel, comfortable living areas, and a layout designed for both relaxing and entertaining. Step outside to an entirely fenced lot with generous outdoor space, ideal for privacy, gatherings, or simply enjoying coastal breezes. Whether you're looking for a primary residence, a vacation getaway, or an investment opportunity, this property delivers coastal living at its finest. With its prime location and charming features, this home is ready to welcome its next owner.

18. 2026-03-06
    price $189,900 810-char remark

    Show marketing remark (810 chars)

    Discover your perfect slice of the Mississippi Gulf Coast in this beautiful 2 bedroom, 2 bath home ideally located just minutes from the beach. Enjoy the ease of being close to shopping, dining, casinos, and everything the coast has to offer while coming home to a peaceful, inviting space. This well maintained home offers a bright and open feel, comfortable living areas, and a layout designed for both relaxing and entertaining. Step outside to an entirely fenced lot with generous outdoor space, ideal for privacy, gatherings, or simply enjoying coastal breezes. Whether you're looking for a primary residence, a vacation getaway, or an investment opportunity, this property delivers coastal living at its finest. With its prime location and charming features, this home is ready to welcome its next owner.

19. 2026-02-18
    listed $199,900 Active 810-char remark

    Show marketing remark (810 chars)

    Discover your perfect slice of the Mississippi Gulf Coast in this beautiful 2 bedroom, 2 bath home ideally located just minutes from the beach. Enjoy the ease of being close to shopping, dining, casinos, and everything the coast has to offer while coming home to a peaceful, inviting space. This well maintained home offers a bright and open feel, comfortable living areas, and a layout designed for both relaxing and entertaining. Step outside to an entirely fenced lot with generous outdoor space, ideal for privacy, gatherings, or simply enjoying coastal breezes. Whether you're looking for a primary residence, a vacation getaway, or an investment opportunity, this property delivers coastal living at its finest. With its prime location and charming features, this home is ready to welcome its next owner.

20. 2025-04-02
    soldstatus
21. 2025-03-27
    soldstatus Closed 181-char remark

    Show marketing remark (181 chars)

    This 2 bedroom/ 1 bath cottage has so much potential. Great for an investor or someone looking for a small project! Schedule your private showing today to explore the possibilities!

22. 2025-03-16
    status Pending 181-char remark

    Show marketing remark (181 chars)

    This 2 bedroom/ 1 bath cottage has so much potential. Great for an investor or someone looking for a small project! Schedule your private showing today to explore the possibilities!

23. 2025-03-13
    listed $80,000 Active 181-char remark

    Show marketing remark (181 chars)

    This 2 bedroom/ 1 bath cottage has so much potential. Great for an investor or someone looking for a small project! Schedule your private showing today to explore the possibilities!

24. 2015-07-16
    soldstatus
25. 2015-07-14
    soldstatus
26. 2015-06-22
    listed $58,000
27. 2013-02-25
    soldstatus
28. 2009-04-07
    listed $39,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MS · Resets to sale price

• Current annual tax: $903 · $75/mo
• Projected year-2 tax: $1,386 · $116/mo
• Expected delta: +$484/yr (+$40/mo · 53.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,446
• − Mortgage interest: −$9,831
• − Property taxes: −$903
• − Insurance: −$878
• − Repairs & maintenance: −$1,556
• − Management: −$1,556
• − Depreciation: −$5,105
• Taxable loss: −$382
• Est. tax savings @ 24.0%: +$92
• After-tax cash flow: $2,630/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Biloxi Public School District
• NCES district ID: 2800630
• Math proficiency: 60% ▼ -7.00%
• Reading proficiency: 48% ▼ -3.00%
• Median HH income: $40,608
• Composite: 45.26/100
• National rank: #2657
• State rank: #7 of 130 in MS

Livability — Biloxi

• Score: 79/100
• State rank: #6
• US rank: #2141

Category grades

Amenities F Commute D+ Cost of living A+ Crime A+ Employment D- Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Biloxi, MS
• County: Harrison County · 178,171 people
• City population: 63,281
• Metro: Gulfport-Biloxi, MS
• Population (ZIP): 7,701
• Household income: $41,117
• Rent vs Own: 45.4% rent · 54.6% own
• Severe rent burden: 329.0

Population outlook (Harrison County) Hauer SSP2

• Today (2025): 228,444 people
• By 2030: 241,942 · +5.9%
• By 2040: 267,531 · +17.1%
• By 2050: 291,062 · +27.4%
• By 2075: 346,711 · +51.8%
• By 2100: 378,165 · +65.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 48% Black 28% Hispanic / Latino 15% Two or more races 5% Asian 4% Native American 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 9% Slovak 2% Italian 1%
• Foreign-born: 13% · Canada, Vietnam
• Languages at home: 82% English-only · Spanish 14% Vietnamese 2% Other Indo-European 1%

Political lean MEDSL · Harrison

• 2024 margin: Strong R (+28.9) · D 35.0% · R 63.9% · Other 1.1%
• 2008→2024 swing: -2.9pp toward R · 2008: -26.0pp · 2024: -28.9pp
• All cycles: 2024: R+28.9 2020: R+25.2 2016: R+30.7 2012: R+26.6 2008: R+26.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -108.19%
• Current HPI: 181.0603
• Rent YoY: —
• Metro: Gulfport-Biloxi, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+363.4% since first listed

12 events — show timeline

• 2026-05-01 Price Changed $184,900 MLSU
• 2026-03-06 Price Changed $189,900 MLSU
• 2026-02-18 Listed $199,900 MLSU
• 2025-04-02 Sold (Public Records) — Public Records
• 2025-03-27 Sold (MLS) — MLSU
• 2025-03-16 Pending — MLSU
• 2025-03-13 Listed $80,000 MLSU
• 2015-07-16 Sold (Public Records) — Public Records
• 2015-07-14 Sold (MLS) — MLSU
• 2015-06-22 Listed $58,000 MLSU
• 2013-02-25 Sold (MLS) — MLSU
• 2009-04-07 Listed $39,900 MLSU

Property tax history

+3.0%/yr

Latest (2025): $903 · +3.8% YoY. Source: county tax records.